HomeMy WebLinkAbout008.13.19City of Chubbuck
Land Use and Development Commission
Minutes
August 13, 2019
7:00 PM
City Hall Council Chambers, 5160 Yellowstone Avenue, Chubbuck, ID 83202
Board Members Present: Chair Jason Mendenhall, Mike Schwartz, Vice -Chair Dan Stoddard, Rebecca
Berls, Carrie Holm, and Brady Smith. Staff Members Present: City Attorney Tom Holmes, Senior
Planner Don Matson, Planner Paul Andrus, Community Planning and Economic Development
Director Devin Hillam, and Office Administrator Kami Morrison
Mendenhall called the meeting to order at 7:00pm and lead the Commission in the Pledge of
Allegiance.
Mendenhall asked if any Commissioners had a conflict of interest within the items before the
board. None reported.
PUBLIC HEARING
An application for annexation and initial zoning designation into the City of Chubbuck which
consists of approximately 25 acres with requested Agricultural (A) zoning designation. The
subject property is located within the southwest % of section 35, Township 5 South, Range 34
East, of the Boise Meridian, Idaho. Subject property includes Southern 25 acres of Bannock
County tax parcel R3803056211 and is generally located south of the residence addressed as
12256 N Hiline. Type of Action: Recommendation. (action item)
Applicant is Christopher Freed, 12242 N. Hiline Road. Applicant would like to annex 25 acres
into city. No plans to develop. Sticking with agricultural zoning. Anticipate development
happening in the future and would like to be prepared. Would take advantage of TIF District in
future to help develop property.
Staff Report by Planner, Paul Andrus. Application is complete and has been properly noticed.
As previously mentioned will keep agricultural zoning.
Berls requested to further discuss TIF Districts in future regarding Development Authority. Is
against having TIF districts funding residential developments. Not opposed to application would
just like to know the other side of thinking. Hillam and Burch will meet with anyone interested
in discussing further.
Property location further identified by Planning Director, Hillam. In relation to Loveland
property, land lies adjacent to it, across Hiline. Property requested for annexation is key for
major infrastructure coming off Loveland and Rupp development to connect to city utilities.
Very significant difference in price structure due to sizing which why TIF reimbursement
discussion has started. Long range plan on Harvest Springs Master Plan, Little Buffalo Creek
Road will have collector that connects through to Whitaker Road. Serves as a key component
for overall regional plan.
Mendenhall opened the public hearing.
TJ Merzlock, 12260 N. Hiline, in favor. Very good neighbor, takes care of ground. Raises cattle
for a living. Paid premium dollar for the 25 acres. Doesn't see any problem even with road going
down east side. Lush and grassy 25 acres, not stock ground and is green and irrigated. Later he
could always subdivide and add homes. Doesn't see how it could be a negative for anyone.
Mendenhall closed the public hearing brining the meeting back to the commission.
Mendenhall entertained a motion. Schwartz motioned the Commission recommend approval of
the annexation of the Freed property zoned as Agricultural. Holm seconded.
With all Commission members understanding the motion they voted.
Roll Call Vote: Berls — Yes; Holm — Yes; Smith — Yes; Schwartz — yes; Stoddard — Yes;
Mendenhall —Yes. Motion carried.
PUBLIC HEARING
1. An application for a preliminary development plan amendment for "The Falls Planned Unit
Development" in an existing Planned Unit Development (PUD) land use district for 32
townhome units in 4 buildings on approximately 2 acres of land on Lot 1 Block 1 in the
Avalon Park Subdivision. Subject property is located in the SE % of the NW % of Section 3,
Township 6 South, Range 34 East of the Boise Meridian, Idaho, generally located at the
southeast corner of Mesquite Drive and Park Lawn Drive in Chubbuck, Idaho. The
Comprehensive Plan Future Land Use map designates this area as Medium Density
Residential. Application will be evaluated against standards found in municipal code chapter
17.12.Type of Action: Recommendation. (action item)
Applicant is Jonathan Vincent, 230 Hewlett Drive, is owner of property as of today. Owns Gate
City Builders, in business since 1998. Falls Townhome Development will consist of 8 units per
building. Amendment to code a couple years ago. Propose 4 buildings of 8 units for total of 32
units. 3 bed, 2.5 bath units at 1,569sq. ft. Each will have single car garage and additional parking
stall in front of each unit. Modern craftsmen design. Each slight color variation. The backs of 2
buildings on west side down Mesquite, wanted to make the buildings aesthetically pleasing so
he added porches with back doors, pop outs around windows and dormers on roof. Plan to
build with a zero lot line with common area divided 32 ways equaling approximately 3.12%
ownership per unit. In process of establishing HOA, covenants and by-laws. Amenities include
fountain feature in front with benches and landscaping. Other side entrance tables and similar
setting with landscaping and trees. Appraisal on each unit $195,000, is also estimated sales
price. Market research on current properties for sale in Pocatello and Chubbuck, zero for sale
under $200,000. Most comparable Pheasant Ridge and Bengal View typically last less than 3
days on market and typically sell within 24 hours with multiple offers. In the last 4 months,
both developments have increased $30,000/unit because of demand. Locks out many first time
home buyers and those under 35. Visited Rexburg, Idaho Falls, 3 days in Salt Lake City parade of
homes and visited 15 different townhome developments. Neighboring cities are building,
selling quickly. In addition, got a lot of really good ideas. Site zoned as PUD. Density similar to
Avalon Apartments and others to west across Mesquite. Those average 16 units per acre. Falls
will have 18 units per acre. Aesthetically will fit into neighborhood. Meets or exceeds 10%
requirement for open space and landscaping. Plan to install 6 foot privacy fence along south
side. Pre -platted as 32 individual units with common area split equally. In process of identifying
storm water locations. Will follow Portneuf Valley Storm Water Design Manual. Property
currently has water and sewer stubs. Proposing manhole at location near roundabout. City
requested developer provide future secondary irrigation line, have included that stub. Design
altered a few times to meet city specifications. Intermountain Gas will bring gas in off of Park
Lawn side. Idaho Power will bring power from north underground. Entrance slightly modified to
accommodate better access. Emergency services reviewed access, and is acceptable. Also have
emergency services turnaround, which also meets fire department standards. Hydrant installed
close to entrance. Dumpster location also identified and modifications made, will provide 2
dumpsters to accommodate 32 units. Building Department has had plans for approximately a
month and plans meet or exceed all building codes. Additional parking along mesquite on the
west side. Would anticipate guests could use that as secondary location.
Mendenhall noted this is just the PUD amendment. Hold questions for preliminary plat for first
general business item.
Stoddard voiced concern on encroachment into utility easement. Applicant explained that plat
looks like it goes over the setback but actually does not. Foot print will go right to the
easement. Doesn't actually go over, secondary line on drawing shows the eve.
Staff Report by Senior Planner, Don Matson. PUD Standards Review, information on page 3
about how to calculate density for PUD. As part of code rewrite will be looking at how to make
it easier to follow. Formula for R-3 zoning that would allow 32 units. Two options to increase
density, one is design. Extra landscaping in parking area and design of backs of buildings, PUD
has higher standard. Applicant worked with architect to create more variation on both sides of
structure. Main thing that qualifies is infill development. The size and more than 75% of
surrounding acreage is developed. Matson noted that as an amendment to the PUD, will have
just one public hearing to amend the plan, not going to Council since it's already been
approved. Will be taking plat to Council. Commission received revised plan with updated
location for dumpster in the middle. Previous location was difficult for sanitation to get
dumpsters out because of narrowness between buildings. Is also big enough for fire trucks.
Exemptions and waivers section, Matson confirmed waiver is not needed, applicant clarified it's
just the eve shown that goes over the utility easement.
Mendenhall opened the public hearing.
No public comment
Mendenhall closed the public hearing brining the meeting back to the commission.
Commissioner Stoddard questioned open space requirements per unit. Hillam explained city
used to have 100 square foot requirement per unit but that it no longer part of city code.
Concerns about playground by busy road. Applicant explained it is only labeled that way, not
intended going to be playground. Vision for the amenity is one that would be used by adults
and hub for millennials.
Mendenhall entertained a motion. Smith moved to recommend approval of preliminary PUD
plan amendment with conditions as stated. Stoddard seconded.
With all commission members understanding the motion they voted.
Roll Call Vote: Smith — Yes; Stoddard — Yes; Berls — Yes; Schwartz — Yes; Holm — Yes;
Mendenhall — Yes. Motion carried.
GENERAL BUSINESS
1. An application for a preliminary plat for "The Falls Subdivision" in an existing Planned Unit
Development (PUD) land use district for 32 townhome units in 4 buildings on approximately 2 acres of
land on Lot 1 Block 1 in the Avalon Park Subdivision. The subject property is described in Public
Hearing Item #2 above and approval of the PUD Plan as petitioned will be needed. Application will be
evaluated against standards found in municipal code chapter 17.12. Type of Action:
Recommendation. (action item)
Applicant, Jonathan Vincent. Mendenhall clarified with applicant, number of recommended
conditions for plat before going to city council. Applicant stated those have been discussed, no
problems.
Schwartz, concerns about back doors being within 10 feet of Mesquite, worrisome with kids.
Asked if applicant had considered fence along Mesquite. Applicant stated concern would be
that fence would take away from feeling of space. Pretty popular concept to move front of
building close to sidewalk and garages in back.
Mendenhall recommended to modify "playground" area before going to Council.
Staff Report by Senior Planner, Don Matson. Conditions listed in red, have taken care of last
one. Several firms working on it. Fully confident all will be in line for Council. Staff
recommends approval. Pleased to see project come on. Have the need for housing. It is a
really tight space to work with. Pleased applicant came up with proposal that could meet the
community's needs.
Smith commented this property has been vacant for some time. Nice to see a plan come
together that meets the need for the community and uses a space that is already there. Likes
the plan overall.
Mendenhall entertained a motion. Smith motioned to recommend approval for preliminary plat
with only conditions being, described recommend conditions by staff, identified in red, be
addressed. Schwartz second.
Roll Call Vote: Holm — Yes; Smith — Yes; Schwartz — Yes; Stoddard — Yes; Berls — Yes;
Mendenhall — Yes.
Mendenhall entertained a motion to adjourn; Holm made the motion. Berls seconded. All voted
to adjourn at 7:43pm.
Gam/`
Dan Stoddard, Vice -Chairperson
Kami Morrison, Office Administrator